Westwood board requires easement, delays decision on proposed two‑lot subdivision at 80 Sand Road

The Borough of Westwood Planning Board on June 11 required the applicant for PB‑25‑0502 to show an 8.5‑foot road‑widening easement on revised plans and carried the application to the board's July 8, 2026 meeting.

Architect Vincent Cioffi and applicant Adam Nowak of 80 Sand Road, LLC presented a plan to subdivide an existing parcel into two single‑family lots with proposed widths of 50 feet each, where the zoning ordinance requires 75 feet, and lot areas of approximately 5,500 and 5,457.7 square feet, compared with a 7,500‑square‑foot requirement. Board Planner Ed Snieckus and Board Engineer Mateo Luzuriaga said the application seeks only those 'C' variances and identified standard outstanding items for revised submissions, including stormwater test pits, roof leader and dry well locations, condenser screening and a landscaping plan.

Neighbors objected vigorously at the hearing. Lori Crudup, of 82 Sand Road, said the subdivision would reduce privacy, constrain views and increase congestion for nearby driveways. Her husband, David Crudup, submitted photos and a drawing and said the split could set an undesirable precedent and harm neighboring property values. Resident David Rozjabek also opposed the proposal, citing neighborhood character and local drainage concerns about a catch basin that he said fills with sand.

Planner Paul Gleets, retained by the applicant, presented aerial and zoning analyses and testified that the positive and negative criteria required for the variances had been addressed and that the proposal would not produce substantial detriments to the zoning plan. Architect Cioffi described two modest homes placed at or near the front setback, two‑car garages and limited new plantings, and agreed to provide revised plans showing screening for air‑conditioning condensers and any necessary tree replacements.

After discussion about whether the street requires widening or an easement—the Board Engineer noted the roadway is about 33 feet wide in places—Ann Costello moved and Michael O'Rourke seconded a motion to require the applicant to show an 8.5‑foot front widening easement on the revised plat. The motion passed on roll call eight in favor and one opposed (Chair Jaymee Hodges). The hearing was continued to July 8, 2026 with time extended and no further notice.

The Board instructed the applicant to supply the revised plat and supporting analyses (stormwater/test pits, landscaping, AC screening and clarifications on impervious coverage) in time for the July 8 meeting. No final decision on the subdivision or variances was made on June 11.

Action at a glance: the Board voted to require an 8.5‑foot road‑widening easement be shown on revised plans (motion by Ann Costello; second by Michael O'Rourke; roll call 8–1), and carried PB‑25‑0502 to July 8, 2026 with time extended.